"Mold inspection" gets used loosely in Florida. A licensed mold assessor, a general home inspector, and a remediation salesperson with a moisture meter can all use the phrase, and they mean very different things. Here's what an actual licensed mold inspection covers, and what to expect from a competent assessor.
Who is legally allowed to perform a mold inspection in Florida
Florida requires a state-issued Mold Assessor license (MRSA designation) to perform mold inspection or assessment for compensation. The license has prerequisites, experience, accredited training, an exam, insurance, and is renewed every two years. A general home inspector without an MRSA license is not legally authorized to assess mold in Florida.
You can verify any assessor's license at the Florida DBPR website. PureSpec Environmental holds MRSA #4575.
The six things a mold inspection should cover
- Pre-visit conversation. The inspector should understand why you're calling, visible growth, a smell, a leak, a health concern, a real-estate transaction, a landlord dispute. The right testing depends on the question being asked.
- Visual walkthrough. Every accessible space, living areas, closets, under sinks, attic, garage, HVAC closet, and any crawlspace, gets eyes on it. Visible growth, water staining, peeling paint, swollen baseboards, and condensation are documented with photos.
- Moisture mapping. A pinless moisture meter reads through paint to detect elevated moisture in drywall, wood, and tile substrates. Elevated readings frame where to sample and where to look harder.
- Thermal imaging. An infrared camera detects temperature differentials that indicate hidden moisture, missing insulation, air leaks, or ductwork problems, many of which are mold precursors.
- HVAC evaluation. The single most important step in a Florida inspection. Coil, plenum, return-side, and accessible ductwork are examined for biofilm, microbial growth, condensation, and design issues. The HVAC is the most common hidden vector for mold in Florida.
- Targeted sampling. If the question being asked needs lab data, the inspector chooses sampling that answers that question, air sampling for current-state spore concentrations, surface tape lifts for visible growth identification, ERMI/HERTSMI-2 for cumulative dust assessment, mycotoxin or VOC testing where clinical context warrants. Sampling is not automatic; it should be tied to a question.
What the report should contain
- The client's question, restated in plain English.
- Photographs of every relevant condition.
- Moisture readings, with reference ranges, tied to specific locations.
- Lab analytical results at species level where applicable, with the AAACC/EMSL or comparable lab certifying the analysis.
- A clear answer to the question that was asked, not a generic "elevated levels" verdict.
- Plain-language recommendations: clean / monitor / develop a remediation protocol / refer for additional testing.
What a mold inspection is not
- It is not destructive. No walls are opened. If hidden cavity inspection is needed, that's a separate scope (borescope or remediation contractor opening drywall).
- It is not a remediation quote. A licensed assessor in Florida cannot also perform remediation on the same property. If the inspector is selling you remediation, that's a regulatory red flag.
- It is not a medical diagnosis. Environmental data is data, how it relates to your health is a question for a healthcare provider.
How long does it take?
A typical residential inspection runs 90 minutes to 3 hours on site, depending on size and complexity. Lab turnaround is 24-72 hours. Written report typically follows within 24 hours of lab return.
What does a mold inspection cost?
Pricing varies with property size, scope, and lab work. PureSpec quotes flat fees disclosed in advance. Beware quotes that seem unusually low, they often skip lab analysis, skip HVAC evaluation, or are designed to lead into a remediation upsell.
Next steps
If you have a specific concern, visible growth, a recurring smell, a roof or plumbing leak, a tenant or landlord dispute, book online or call (321) 324-7756 to talk through what kind of assessment fits.
